KPF's Shoreditch Masterplan Rescued After Planning Twist
In a surprising turn of events, the KPF Shoreditch masterplan has been given a second chance after a heated debate at the planning committee meeting. The committee, consisting of councillors from the east London borough, narrowly voted by five votes to two against the planning officers' recommendation to reject the application.
The officers had deemed KPF's proposal for a 1.4ha site, bounded by Curtain Road, Worship Street, and Holywell Road, as 'an incompatible and obtrusive development'. They argued that the scheme, which includes a 19-storey tower, would harm the surrounding conservation area and negatively impact the microclimate and sunlight access for the proposed residential accommodation.
However, the committee's decision means that the formal decision on the scheme for Linea Properties, a joint venture between the Estate Office Shoreditch and HDG, has been deferred. This could potentially lead to a revised plan being presented to the committee at a later date.
KPF's proposal offers a diverse range of workplace options, featuring 65,000m² of offices and workspaces, along with 4,075m² of retail space in new and refurbished buildings. The plans also include 78 new homes, with 35% designated as affordable, as well as enhanced public spaces and a dedicated community area.
Despite the one-storey reduction from the original proposal, planning officers expressed concerns about the 'design, scale, and positioning' of the KPF scheme, claiming it would negatively affect the conservation area. They also criticized the scheme's viability and sunlight access for half of the proposed homes, arguing that it would not provide the maximum economically feasible amount of low-cost employment floorspace or a minimum of 10% affordable employment floorspace.
The officers added that only 54% of the proposed rooms would meet the BRE daylight targets, as indicated in the submitted daylight/sunlight report.
In response to the officers' recommendations, supporters of the development, self-proclaimed 'yimbys', took to social media to express their disapproval. They argued that the planning officers were being too critical and that the scheme had considerable merits.
Before the committee meeting, Create Streets, a consultancy and built environment research institute, conducted a review of the Shoreditch Works development, commissioned and funded by developer Linea Properties. The report praised the proposal, stating that it significantly improves the existing area, repairs the street pattern, adds active ground floors, and replaces poor-quality blocks with more civic and useful structures.
Many supporters of the scheme attended the planning committee meeting to voice their support. According to social media posts, this included representatives from Create Streets and the Britain Remade think tank.
A Linea Properties spokesperson expressed their satisfaction with the committee's decision, stating that there is strong support from both the councillors and the public to approve the scheme. They hope for a swift resolution at the next committee meeting.
Linea Properties has described the proposal as a significant milestone for Shoreditch, Hackney, and London, emphasizing its local roots and global impact. They aim to harness the creativity and innovation of the local community and businesses, providing a platform for their talent to make a positive global impact.
The existing site, heavily bombed during World War II, comprises offices, homes, retail, including bars and cafés, and educational facilities. Under the proposals, approximately half of the plot's 40 existing low-rise buildings would be demolished. However, all heritage buildings within the South Shoreditch Conservation Area site, such as the Grade II*-listed 91-101 Worship Street and the Grade II-listed 103 and 105 Worship Street, would be retained, refurbished, extended, or repurposed.
Linea has proposed a phased approach to delivering the scheme, and KPF was contacted for further comments.
